Oakridge Plan · Barrett, TX 77532

$220,998

3 bd · 2.0 ba · 1,273 sqft · SingleFamily · 689 Days on market

Excellent condition

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $220,998 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $252,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $221k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (25.0% below list).
• Recommended offer: $166k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 5.9% in Barrett — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 56/100 on livability (#1,335 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: employment D, amenities F, commute F.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1919 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 99d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 689 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,659 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 689 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.65% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.45%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $252,990
• List price: $220,998
• Delta: -12.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12943 Dianna Lee Dr	0.07mi	3/2.0	1,325 (+4%)	5mo	$239,990	$181	86
12843 Shaily Faith Ct	0.31mi	3/2.0	1,273 (0%)	1mo	$203,998	$160	85
12819 Shaily Faith Ct	0.35mi	3/2.0	1,273 (0%)	3mo	$207,990	$163	81
13031 Dianna Lee Dr	0.02mi	3/2.0	1,409 (+11%)	4mo	$214,490	$152	78
1527 Vanessa Gold Ct	0.17mi	3/2.0	1,365 (+7%)	4mo	$228,875	$168	77
13030 Dianna Lee Dr	0.02mi	3/2.0	1,418 (+11%)	4mo	$216,790	$153	77
13006 Dianna Lee Dr	0.06mi	3/2.0	1,418 (+11%)	4mo	$218,990	$154	75
12910 Dianna Lee Dr	0.06mi	3/2.0	1,418 (+11%)	5mo	$257,990	$182	74
12850 Shaily Faith Ct	0.29mi	3/2.0	1,418 (+11%)	0mo	$207,990	$147	67
12827 Shaily Faith Ct	0.34mi	3/2.0	1,409 (+11%)	1mo	$210,990	$150	66
12818 Shaily Faith Ct	0.35mi	3/2.0	1,409 (+11%)	4mo	$216,990	$154	63
12815 Shaily Faith Ct	0.36mi	3/2.0	1,411 (+11%)	4mo	$226,990	$161	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -31.0%
• Equity multiple: -0.01×
• Total profit: $-71,468
• Equity at exit: $37,722

10-year hold

• IRR: -42.6%
• Equity multiple: -0.53×
• Total profit: $-108,121
• Equity at exit: $21,874

Cash invested: $70,837 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 20 under contract
• Months of supply: 9.9 mo (10%/mo absorbed)
• Median asking: $213,990 ($157/sqft)
• Median days on market: 73 d
• This list price: 61% of active listings are priced below it
• ARV vs active asking: +26.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1919
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$1,327
• Tax est. 1.5%: −$316 /mo · $3,795/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-440

Break-even live

Break-even rent $2,213

Max offer price $189,372

Occupancy floor —

Sensitivity live

Price	-10% $-265	-5% $-352	+0% $-440	+5% $-527	+10% $-614
Rent	-10% $-571	-5% $-505	+0% $-440	+5% $-374	+10% $-309
Rate	-1.0pp $-312	-0.5pp $-375	base $-440	+0.5pp $-505	+1.0pp $-572

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $63,248
• Closing costs: $7,590
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13535 Sralla Rd #51 Crosby, TX	3.0	2.0	960	$1,250	$1.30	99d	1	0.46mi
13535 Sralla Rd #1 Crosby, TX	3.0	2.0	960	$1,150	$1.20	29d	1	0.46mi
13535 Sralla Rd #1 Crosby, TX	3.0	2.0	960	$1,150	$1.20	10d	1	0.46mi
700 Farm to Market Road 1942 Unit 7A Crosby, TX	3.0	2.0	1024	$1,310	$1.28	113d	1	0.64mi
11606 Prosperity Dr Crosby, TX	3.0	2.0	1288	$1,850	$1.44	10d	1	1.19mi
12215 Crosby Lynchburg Rd Crosby, TX	2.0	1.0	1092	$1,400	$1.28	107d	1	1.43mi

Listing history 50 events

1. 2026-11-08
   days on market $220,998 Active 689 DOM
2. 2026-11-07
   days on market $220,998 Active 688 DOM
3. 2026-11-06
   days on market $220,998 Active 687 DOM
4. 2026-11-05
   days on market $220,998 Active 686 DOM
5. 2026-11-04
   days on market $220,998 Active 685 DOM
6. 2026-11-02
   days on market $220,998 Active 683 DOM
7. 2026-11-01
   days on market $220,998 Active 682 DOM
8. 2026-10-31
   days on market $220,998 Active 681 DOM
9. 2026-10-30
   days on market $220,998 Active 680 DOM
10. 2026-10-29
    days on market $220,998 Active 679 DOM
11. 2026-10-28
    days on market $220,998 Active 678 DOM
12. 2026-10-27
    days on market $220,998 Active 677 DOM
13. 2026-10-26
    days on market $220,998 Active 676 DOM
14. 2026-10-26
    days on market $220,998 Active 675 DOM
15. 2026-10-24
    days on market $220,998 Active 674 DOM
16. 2026-10-23
    days on market $220,998 Active 673 DOM
17. 2026-10-22
    days on market $220,998 Active 672 DOM
18. 2026-10-21
    days on market $220,998 Active 671 DOM
19. 2026-10-20
    days on market $220,998 Active 670 DOM
20. 2026-10-19
    days on market $220,998 Active 669 DOM
21. 2026-10-18
    days on market $220,998 Active 668 DOM
22. 2026-10-17
    days on market $220,998 Active 667 DOM
23. 2026-10-16
    days on market $220,998 Active 666 DOM
24. 2026-10-15
    days on market $220,998 Active 665 DOM
25. 2026-10-14
    days on market $220,998 Active 664 DOM
26. 2026-10-13
    days on market $220,998 Active 663 DOM
27. 2026-10-12
    days on market $220,998 Active 662 DOM
28. 2026-10-11
    days on market $220,998 Active 661 DOM
29. 2026-10-10
    days on market $220,998 Active 660 DOM
30. 2026-10-09
    days on market $220,998 Active 659 DOM
31. 2026-10-08
    days on market $220,998 Active 658 DOM
32. 2026-10-07
    days on market $220,998 Active 657 DOM
33. 2026-10-06
    days on market $220,998 Active 656 DOM
34. 2026-10-05
    days on market $220,998 Active 655 DOM
35. 2026-10-04
    days on market $220,998 Active 654 DOM
36. 2026-10-04
    days on market $220,998 Active 653 DOM
37. 2026-10-02
    days on market $220,998 Active 652 DOM
38. 2026-10-01
    days on market $220,998 Active 651 DOM
39. 2026-09-30
    days on market $220,998 Active 650 DOM
40. 2026-09-29
    days on market $220,998 Active 649 DOM
41. 2026-09-28
    days on market $220,998 Active 648 DOM
42. 2026-09-27
    days on market $220,998 Active 647 DOM
43. 2026-09-26
    days on market $220,998 Active 646 DOM
44. 2026-09-25
    days on market $220,998 Active 645 DOM
45. 2026-09-24
    days on market $220,998 Active 644 DOM
46. 2026-09-23
    days on market $220,998 Active 643 DOM
47. 2026-09-22
    days on market $220,998 Active 642 DOM
48. 2026-09-21
    days on market $220,998 Active 641 DOM
49. 2026-09-20
    days on market $220,998 Active 640 DOM
50. 2026-09-19
    days on market $220,998 Active 639 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,879
• − Mortgage interest: −$14,171
• − Property taxes: −$3,795
• − Insurance: −$1,265
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$7,360
• Taxable loss: −$9,892
• Est. tax savings @ 24.0%: +$2,374
• After-tax cash flow: $-2,902/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a spacious open floorplan and modern finishes. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can make the kitchen more appealing to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

F Composite school gradezoned avg 44/100

Zoned Schools

High Crosby H S F TX #652/1,632 Nat'l #6,890/17,239

Schools (NCES district)

• District: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 of 826 in TX

D Composite livability gradescore 56/100

Livability — Barrett

• Score: 56/100
• State rank: #1335
• US rank: #22991

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barrett, TX
• County: Harris County · 5,571,493 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 10% of renters

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Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Languages at home: 78% English-only · Spanish 21%

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Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

1 event — show timeline

• 2024-12-19 Listed $235,990 Zillow